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HomeMy WebLinkAbout1988-09-27APPROVED ll/1/88 MINUTES HUNTINGTON BEACH PLANNING COMMISSION SEPTEMBER 27, 1988 - 7:00 PM Council Chambers 2000 Main Street Huntington Beach, PLEDGE OF ALLEGIANCE - Civic Center California P P P P P ROLL CALL: Slates, Livengood, Silva, Leipzig, Ortega P P Higgins, Bourguignon A. CONSENT CALENDAR A-1 BOND AMOUNT FOR EQUESTRIAN FACILITIES IN THE ELLIS/GOLDENWEST AREA (CONTINUED FROM SEPTEMBER 20, 1988 PLANNING COMMISSION MEETING) The purpose of the bond is to ensure that if a common stable is required in this area, funds will be available for construction. The bond has been required of the developer of previously approved residential subdivisions in the Ellis/Goldenwest area, not individual property owners. The bond is the responsibility of the subdivider, the Dahl Co., of Central Park Estates (Tentative Tract No. 11769 and Tentative Tract No. 13210). This bond requirement will be imposed upon future subdivisions if on -site common or private horse facilities are not provided within each subdivision pursuant to policies contained within Draft Ellis/Goldenwest Specific Plan. STAFF RECOMMENDATION: Approve per horse bond amount of $22,790 as recommended by staff. THE PUBLIC HEARING WAS OPENED Ilene Chong, 19433 Lusk Avenue, a prospective buyer in the area, asked why a property owner should have to pay for a horse if they have no intention of owning a horse. Eliza Dixon, representing Wesco Development, said her company is interested in developing south of Country View Estates and does not feel an equestrian facility is justified by demand. She referred the Commission to a water bill survey completed in 1986 and said that the equestrian facility did not make the "most desired" list. She feels the horse stables should be limited to Huntington Beach residents only. Tom Potter, resident of Los Alamitos, said he is opposed to taxes being levied against property owners in the quarter section because not everyone wants a horse. He feels the homeowners are being saddled with a debt of $3.4 million and it is not fair to burden a limited select few. He would like to see it a bond issue. John Fisher, 6692 Shetland Circle, feels the developer should know up front what the costs are going to be and then the prospective buyers can pay their 2 to 3 percent for these areas to be set aside for an equestrian environment. Debbie Cook, 6692 Shetland Circle, said that people that are opposing the bond amount are propsective buyers on a very long waiting list. She feels centralized areas are imperative to the Edwards Hill area. Gerald Chapman, 17891 Bolton Circle, stated when his home was purchased he was told there would be an equestrian center with trails connected to Central Park, the linear park and clear to the ocean. He said these facilities were promised and should be provided. He would like to see a community center established. He urged the Commission to vote for the bond. Don Jankowiak, 6711 Shetland Circle, said if people want to live in an equestrian area they will be willing to pay for it. He also said that not everyone needs to have a horse to want to live in an equestrian area; not everyone in the harbor has a boat. Donna Kubelka, 6741 Shire Circle, stated the value of her home has been enhanced because of the horses and low density and if removed she will lose her investment. Marilyn Hathaway, 3122 Silverwood Drive, Los Alamitos, said there is a large waiting list for equestrian stabling in this area. She said the youth riding in the area are working hard for their set goals and that many of them are Orange County champions. Huntington Beach stables have a very good name and offer high quality facilities. Mary Bell, representing Equestrian Trails, 20292 Eastwood Circle, stated her support for a horse bond that would require developers to provide for one community stable as a specialized park then if equestrian interests diminish it could be converted to a park. Janet Perkins, 5811 Middlecoff Drive, a horse trainer in the area, sand that 90 percent of her customers live in Huntington Beach and that nearly 80 percent of the Country View Estates homeowners use the stables. She feels a local community stable should be established because it is much needed in the area. She said if homes are build on this facility she wonders where all the horses will go because Central Park facilities are full. Pat Lockhart, 18662 Edwards Street, representing Oceanview Stables, offered her help in planning a new community facility. She said that a community facility is much needed in Huntington Beach. PC Minutes - 9/27/88 -2- (1523d) Carry Thomas, 6642 Trotter Drive, feels the area has been established for equestrians and that it should remain. She said if people want to move here they shoudl know what the area is all about and if they hate horses they shouldn't move here. She feels that houses being built in the area are so large that they can no longer accommodate horse facilities. Peter Oneill, 6602 Trotter Drive, said he bought in the area because of the low density and the equestrian flair. He said he does not own a horse but knows that he has the option to purchase one if he so desires. Larry Geisse, 6811 Corral Circle, said he moved here because of the open space and the equestrian atmosphere. He feels the homes in the area are first quality and does not feel the property owners object to paying the price to live there. Philip Gatton, 6691 Shetland Circle, said most of the homeowners want to retain the equestrian flair because it is a very pleasant atmopshere. However, he feels that without a Specific Plan that developers will not know what they can or cannot develop. David Dahl, applicant, said he supports a horse bond for the area and is a proponent of the development theme that has been there for 12 years. He stated that without a bond it will negate all progress that has been made in the area to date. He feels the numbers are wrong and the costs are wrong with the result being unfair and requested tabling the bond issues until a Specific Plan is developed. There were no other persons present to speak for or against the issue and the public hearing was closed. A discussion ensued among the Planning Commission. Staff was directed to complete further research on the location, amount of bond, requirements, etc. A MOTION WAS MADE BY SLATES, SECOND BY HIGGINS, TO CONTINUE BOND AMOUNT FOR COMMON HORSE STABLES TO THE OCTOBER 18, 1988 PLANNING COMMISSION MEETING, BY THE FOLLOWING VOTE: AYES: Slates, Livengood, Bourguignon NOES: None ABSENT: None ABSTAIN: None MOTION PASSED Silva, Leipzig, Ortega, Higgins, PC Minutes - 9/27/88 -3- (1523d) A MOTION WAS MADE BY ORTEGA ADD A RIDER SO THAT THE BOND CAN BE LOWERED, RAISED OR REMOVED. THERE WAS NO SECOND TO THE MOTION. A MOTION WAS MADE BY BOURGUIGNON, SECOND BY SILVA, TO IMPOSE ALL CONDITIONS BEFORE BUILDING PERMITS ARE ISSUED AND BE IMPLEMENTED BEFORE STAFF BRINGS BACK ANY RECOMMENDATIONS, BY THE FOLLOWING VOTE: AYES: Slates, Livengood, Silva, Leipzig, Ortega, Higgins, Bourguignon NOES: None ABSENT: None ABSTAIN: None MOTION PASSED A-2 GENERAL PLAN CONFORMANCE NO, 88-7 A MOTION WAS MADE BY LEIPZIG, SECOND BY ORTEGA, TO DENY GENERAL PLAN CONFORMANCE NO. 88-7 WITH FINDINGS, BY THE FOLLOWING VOTE: AYES: Slates, Livengood, Leipzig, Ortega, Bourguignon NOES: Silva, Higgins ABSENT: None ABSTAIN: None MOTION PASSED B. ORAL COMMUNICATIONS Doug Langevin, 8196 Pawtucket Drive, spoke to Item D-1 (Rails to Trails Concept). He questioned why the item was being considered by the Planning Commission; that the Downtown Advisory Committee was sending a recommendation to the City Council. He stated transportation to the Downtown area will be lost if the item is not acted upon immediately. Richard P. Lewis, 7861 Center Drive #31, addressed his concerns with the illegal wall constructed at the Old World site. He said the band has been moved to the outside area creating noise and urged the Commission to take immediate action. PC Minutes - 9/27/88 -4- (1523d) C. PUBLIC HEARING ITEMS C-1 ZONE CHANGE NO. 88-14 A & B/TENTATIVE TRACT 13625/ NEGATIVE DECLARATION N0. 88-25 (CONTINUED FROM SEPTEMBER 20, 1988 PLANNING COMMISSION MEETING) APPLICANT: PACIFIC COAST HOMES/CITY OF HUNTINGTON BEACH This item was continued from the September 20, 1988 Planning Commission meeting. The Commission approved by straw vote a motion not to support the proposed closure of Olive, Acacia, and Pecan Avenues where they terminate at Goldenwest Street. The applicant accepted a continuance in order to design a plan to accommodate guest parking for the homes fronting Goldenwest Street. The revised tract map dated September 22, 1988, shows Olive, Acacia and Pecan Avenues to remain open. The alley and Twenty -Second Street offsets on the northerly two blocks are no longer shown on the tract map; the existing Twenty -Second Street section and alley locations will remain as is on all five blocks. As a result, there will be 100 foot deep lots fronting Goldenwest Street, and 115 foot deep lots fronting Twenty -Second Street consistent on all five blocks. The lots along Twenty -Second Street will remain 25 feet wide. The lots along Goldenwest Street, however, will be widened in order to accommodate on -site guest parking spaces. A typical one-half block (facing Goldenwest Street) will include 11 lots, with nine 32 foot wide lots in the middle and two smaller lots located at the ends of the block (27 to 31 feet). This will allow the nine middle lots a 9 foot wide side yard setback for one open guest parking space with two -car garage. In addition, a reciprocal access easement will allow each homeowner the use of the adjacent property's 3 foot setback. Thus, a total of 12 feet will be available adjacent to each garage to provide for a walkway to the front door, and one parking space. The lots at the end of the blocks will not provide an on -site guest space. However, there will be street parking immediately adjacent to the front doors of the homes, on the east -west streets. A total of 106 lots are included on the tract map (reduced from 118), with 10 lots to remain in oil production. ENVIRONMENTAL STATUS: Pursuant to the environmental regulations in effect at this time, the Department of Community Development posted draft Negative Declaration No. 88-25 for ten days, and no comments, either verbal or written were received. STAFF RECOMMENDATION: Approve Negative Declaration No. 88-25 and Zone Change and recommend adoption by the City Council; and approve Tract 13625 as modified with findings and conditions of No. 88-14 A&B Tentative approval. PC Minutes - 9/27/88 -5- (1523d) THE PUBLIC HEARING WAS OPENED Glenn Cardosa, representing the applicant, spoke in support of the project. He said the plans had been reevaluated and redesigned because of public comments and there were now 106 units proposed instead of 118, however the front doors are still facing Goldenwest. He urged the Commission to approve the proposal. Joanne Delaney, 410 Nineteenth Street, spoke in support of the proposal. She said she favored the cul-de-sacs because she feels without them the traffic will be increased and the property values of the surrounding residences will decrease. She requested reconsideration of the original plan. Sam Zappia, 226 Seventeenth Street, spoke in support of the new proposed plans. He feels they are in the best interest of the surrounding neighbors. Dianne Easterling, 203 Eighth Street, said she is against cul-de-sacing because it will cause parking problems. Liz Berry, 323 Twentieth Street, commended the developer, staff and the Planning Commission for their efforts on this project. There were no other persons present to speak for or against the project and the public hearing was closed. Due to potential conflict of interest Commission Higgins stated he would be abstaining. Staff presented amended conditions of approval. The Planning Commission felt the revised layout for the tentative tract excluding closure of Olive, Pecan and Acacia Avenues at Goldenwest and vacation of a portion of Twenty -Second Street and offset alley on two blocks was in the best interest of the neighborhood. A MOTION WAS MADE BY LIVENGOOD, SECOND BY SILVA, TO APPROVE NEGATIVE DECLARATION NO. 88-25 AND ZONE CHANGE NO. 18-14 A&B, AND RECOMMEND ADOPTION BY THE CITY COUNCIL; AND APPROVE TENTATIVE TRACT 13625 AS MODIFIED, WITH REVISED FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Slates, Livengood, Silva, Leipzig, Ortega, Bourguignon NOES: None ABSENT: None ABSTAIN: Higgins MOTION PASSED PC Minutes - 9/27/88 -6- (1523d) FINDINGS FOR APPROVAL - ZONE CHANGE NO. 88-14 A&B: 1. The proposed zone change to Townlot Specific Plan will not be detrimental to the general welfare of persons residing or working in the vicinity, nor to property and improvements in the vicinity. 2. The proposed zone change to Townlot Specific Plan is consistent with the goals and objectives of the City's General Plan and Land Use Map. 3. The proposed zone change will be compatible with adjacent properties, because it will allow for reduced residential densities in line with the Townlot Area. FINDINGS FOR APPROVAL - TENTATIVE TRACT NO, 13625: 1. The size, depth, frontage, street width, and other design features of the proposed subdivision are in compliance with the standard plans and specifications on file with the City as well as in compliance with the State Map Act and the supplemental City Subdivision Ordinance. 2. The concurrent zone change proposal will allow for this intensity of land use. 3. The General Plan has set forth provisions for this type of land use as well as setting forth objectives for the implementation of this type of housing. 4. The site is relatively flat and physically suitable for the proposed density of 9 units per gross acre. 5. The tentative tract is consistent with the goals and policies of the Huntington Beach General Plan. CONDITIONS OF APPROVAL - TENTATIVE TRACT NO, 13625: 1. The revised tentative tract map and conceptual site plan (without cul-de-sacs) received and dated September 22, 1988, shall be modified as follows: a. A 32 foot right of way radius for streets intersecting Goldenwest and Palm (40 foot curb radiuses). All other curb radiuses shall be 20 feet. b. Applicant shall work with staff to prepare a sound wall plan along Goldenwest Street that incorporates aesthetically pleasing design elements compatible with surrounding developments such as undulation (varied setbacks, tree cutouts, etc.), and shall be subject to approval of the Director of Community Development and Subdivision Committee. PC Minutes - 9/27/88 -7- (1523d) 2. c. Revised site plan that depicts alleyways maintained unobstructed for a width of 24 feet. This shall be accomplished through the use of appropriate product types and/or placement of structures on the lots. The 24 foot wide unobstructed area shall be free and clear to the sky. d. Front setbacks along Goldenwest Street be a minimum of 12 feet from the undulating 8-foot high sound wall. The second story shall be setback an additional amount. The revised layout shall be subject to review and approval by the Director of Community Development and Subdivision Committee; modifications to these standards for individual lots may be permitted subject to Planning Commission approval. Prior to issuance of building permits, the following shall be completed: a. A Landscape Construction Set must be submitted to the Departments of Community Development and Public Works and must be approved. The Landscape Construction Set shall include a landscape plan prepared and signed by a State licensed landscape architect and which includes all proposed/existing plant materials (location, type, size, quantity), irrigation plan, grading plan and approved site plan, and copy of conditions of approval. The landscape plans shall be in conformance with Section 9608 and Article 913 of the Huntington Beach Ordinance Code. The set must be approved by both departments prior to issuance of building permits. Any existing mature trees that must be removed shall be replaced at a 2 to 1 ratio with 36-inch box trees, which shall be incorporated into the project's landscape plan. b. All applicable Public Works fees shall be paid. c. A detailed soils analysis shall be prepared by a registered Soils Engineer. This analysis shall include on -site soil sampling and laboratory testing of materials to provide detailed recommendations regarding grading, chemical and fill properties, foundations, retaining walls, streets, and utilities. d. Hydrology and hydraulic studies shall be submitted for Public Works approval. e. Final Tract Map shall be recorded with the Orange County Recorder and a copy filed with the Department of Community Development. f. An interim parking and/or building materials storage plan shall be submitted to assure adequate parking is available for employees, customers, contractors, etc., during the project's construction phase. PC Minutes - 9/27/88 -8- (1523d) g. Applicant shall submit a copy of the revised tract map and site plan pursuant to Condition No. 1 for the file. h. Floor plans shall depict natural gas and 220V electrical shall be stubbed in at the location of clothes dryers; natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units; and low -volume heads shall be used on all spigots and water faucets. i. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Department. j. The noise assessment study shall be amended to address potential noise impacts as a result of the new building layout and recommend mitigation measures to assure compliance with State mandated noise standards. Such measures shall be implemented upon the project. k. The rear (alley) elevations for homes fronting Goldenwest Street and Twenty -Second Street shall be reviewed and approved by the Design Review Board and Subdivision Committee to ensure that homes fronting Goldenwest Street have guest parking areas and entrances that are appropriately emphasized. 3. Prior to recordation of the final tract map the following shall be completed: a. Zone Change No. 88-14 A&B shall be adopted by City Council and in effect. b. CC&Rs shall be submitted to and approved by the City Attorney and the Department of Community Development. The CC&Rs shall assure a 24 foot wide free and clear alley, the common open space areas, and reciprocal easements, and all block walls and landscaping, whether in the public right-of-way or private property, shall be maintained by the property owner and/or homeowner's association. 4. Public Works requirements are as follows: a. Street light system shall be installed per City and Southern California Edison Standards. b. Water mains shall be installed in Acacia Avenue, Pecan Avenue, Olive Avenue and Walnut Avenue between Goldenwest Street and Twenty -Second Street subject to Public Works approval. c. All water services shall be located on Goldenwest Street and Twenty -Second Street (no alley meters). PC Minutes - 9/27/88 -9- (1523d) 5. d. The existing sewer system shall be removed and a new sewer system constructed in the alley. e. A storm drain shall be extended from Pacific Coast Highway and Goldenwest, to Olive and Twenty -Second, per City requirements. f. Parking will be prohibited on Goldenwest Street. g. All access rights to Goldenwest Street, including pedestrian access, shall be dedicated to the City except at approved street locations. h. Traffic signal system at Goldenwest Street and Palm Avenue shall be modified per Public Works requirements. i. Goldenwest Street and all interior streets shall be restriped where markings are affected by the development. j. Developer shall install conduit for future traffic signal at Goldenwest and Orange. k. Existing water main shall be replaced from Palm Avenue to Walnut Street. A 12-inch main shall be interconnected to existing facilities. 1. Prior to issuance of a grading permit, a grading plan shall be submitted to the Department of Public Works. A plan for silt control for all water runoff from the property. -during construction and initial operation of the project may be required if deemed necessary by the Director of Public Works. Fire Department requirements are as follows: a. The project shall comply with Section 15.32.120 (Oil Code) of the Huntington Beach Municipal Code. b. Oil wells shall be abandoned pursuant to Division of Oil and Gas, and Huntington Beach Oil Code requirements. c. Two new fire hydrants shall be installed, and existing hydrants shall be updated and repositioned per Fire Department requirements. New hydrants shall be operating prior to combustible construction. d. All required street improvements shall be completed prior to combustible construction. PC Minutes - 9/27/88 -10- (1523d) I L e. The following lots shall have additional fire protection requirements pursuant to Huntington Beach Fire Code 17.1103, due to their proximity to oil wells: Block 422: Lots 10, 11, 12, 14, 16, 17, 18 and 20. Block 522: Lots 15, 16, 18, 20, 21 and 22. Block 622: Lots 7 and 13 These requirements shall consist of: Automatic fire sprinkler system; or Non-combustible roof and one -hour rating on facing wall of structure; or Non-combustible roof and deluge system on facing wall. 6. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 7. The applicant shall meet all applicable local, State, and Federal Fire Codes, Ordinances, and standards. 8. Installation of required landscaping and irrigation systems shall be completed prior to final inspection. 9. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off -site facility equipped to handle them. 10. The structures on the subject property, whether attached or detached, shall be constructed in compliance with the State acoustical standards set forth for units that lie within the 60 CNEL contours of the property. The interior noise levels of all dwelling units shall not exceed the California Insulation Standards of 45 dba CNEL. The mitigation measures recommended by the Noise Assessment prepared for the project by Mestre Grere and dated August 8, 1988 (Report PD #88.7.28.1) shall be incorporated into the project so as to ensure project compliance with Chapter 8.40 of the Huntington Beach Ordinance Code. 11. During cleaning, grading, earth moving or excavation, the applicant shall: a. Control fugitive dust by regular watering, paving construction roads, or other dust preventive measures. b. Maintain equipment engined in proper tune. PC Minutes - 9/27/88 -11- (1523d) 12. During construction, the applicant shall: a. Use water trucks or sprinkler systems to keep all areas where vehicles move damp enough to prevent dust raised when leaving the site. b. Wet down areas in the late morning and after work is completed for the day. c. Use low sulfur fuel (0.5% by weight) for construction equipment. d. Phase and schedule construction activities to avoid high ozone days and second stage smog alerts if such episodes are determined 24 hours in advance by the Air Quality Management District. 13. Construction shall be limited to Monday through Saturday from 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. C-2 CONDITIONAL USE PERMIT NO, 87-39/COASTAL DEVELOPMENT PERMIT NO 87-29 (CONTINUED FROM SEPTEMBER 20, 1988 PLANNING COMMISSION MEETING) APPLICANT: CITY OF HUNTINGTON BEACH REDEVELOPMENT AGENCY Conditional Use Permit No. 87-39 and Coastal Development Permit No. 87-29 is a request to permit an 850 space subterranean parking structure that will include a passive recreational park with beach accessways. The parking structure's top surface is below the level of Pacific Coast Highway and terraces toward the beach in order to preserve all existing beach views from Pacific Coast Highway. The passive recreational park is located on top of the parking structure. ENVIRONMENTAL STATUS: Pursuant to Section 15063 of the California Environmental Quality Act, the uses proposed by Conditional Use Permit No. 87-39 have been covered by Environmental Impact Report No. 82-2 for the Downtown Specific Plan as well as Environmental Impact Element prepared for the State Beach General Plan Amendment, State Clearinhouse No. 87070811. STAFF RECOMMENDATION: Approve Conditional Use Permit No. 87-39 and Coastal Development Permit No. 87-29 with findings and conditions of approval. THE PUBLIC HEARING WAS OPENED Natalie Kotsch, 220 Main Street, spoke in favor of the plan. She said she would like to see the buses still unload on Orange Avenue and in the downtown area. PC Minutes - 9/27/88 -12- (1523d) 1 Ll There were no other persons present to speak for or against the plan and the public hearing was closed. Commissioner Ortega said she would rather see an effort being made to raise financing towards rebuilding the pier instead of the costly project being proposed. She feels the north -of -the -pier parkig structure is being developed to replace parking spaces lost from the Pierside Development. A MOTION WAS MADE BY LIVENGOOD, SECOND BY LEIPZIG, TO APPROVE CONDITIONAL USE PERMIT NO. 87-39 AND COASTAL DEVELOPMENT PERMIT NO. 87-29, WITH FINDINGS AND AMENDED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Slates, Livengood, Silva, Leipzig, Higgins, Bourguignon NOES: Ortega ABSENT: None ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT N0, 87-39: 1. The proposed development will have a beneficial effect upon the general health, welfare, safety and convenience of persons residing or working in the area due to the type, variety and quality of the activities proposed, and will contribute to an increase in the value of the property and improvements in the neighborhood. 2. The proposed project is designed to be in conformance with the City's adopted General Plan (including the State certified Coastal Element), the Downtown Specific Plan and the Bolsa Chica State Beach General Plan. 3. The proposed location, site layout, and design will property adapt the proposed structures to streets, driveways, and other adjacent structures to streets, driveways, and other adjacent structures and uses in a harmonious manner. 4. The proposed combination and relationship of uses to one another on the site are properly integrated. The proposed project will provide a greater number and variety of people an opportunity to enjoy the City beach and pier area and related ocean activities. 5. The proposed access to and parking for the project will increase traffic and circulation concerns; however, controlling vehicular access to the project, separating vehicular and pedestrian access, and relocating traffic signals along Pacific Coast Highway will improve the current circulation system. PC Minutes - 9/27/88 -13- (1523d) FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT N0, 87-29: 1. The proposed project is consistent with the City's Coastal Zone suffix and the visitor -serving commercial standards, as well as other provisions of the Huntington Beach Ordinance Code applicable to the property; it conforms with the plans, policies, requirements and standards of the City's Coastal Land Use Plan. 2. The proposed development conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. 3. The proposed development can be provided with infrastructure in a manner that is consistent with the Coastal Land Use Plan. Underground sewer and water utilities are existing in the area and are sufficient to handle the proposed development. CONDITIONS OF APPROVAL: 1. The site and section plans dated July 5, 1988, shall be the approved plans. The approved plans shall be modified to conform with all standards of Article 9605 for Parking Structures, including transition ramp slopes and landscape planter widths. In addition, the applicant shall work with Orange County Transit District for bus turnout on the south side of the Sixth Street entrance on Pacific Coast Highway. 2. A reciprocal access agreement between the City of Huntington Beach and State of California shall be entered into, prior to issuance of building permits, to ensure that a second exit will be constructed at the southern end of the parking structure. 3. Final plans for completion of the plaza area and surf museum shall be submitted to the Planning Commission and State Parks and Recreation Commission for approval and shall be designed to be compatible with the pier reconstruction and development activity south of the pier. 4. All plans shall be approved by the State of California Department of Parks and Recreation prior to issuance of building permits. 5. The parking structure shall not be used for mitigation of any parking displaced as a result of the Pierside Village project on the south side of the pier and shall not be used for any other code required commercial project parking within the area. 6. The light wells or other light penetrations or alternative methods of illumination may be required to achieve an adequate level of comfort and security for the area under the pier. 7. The parking control mechanism depicted on the plans shall be subject to further review and clarification by the Departments of Public Works and Community Development. PC Minutes - 9/27/88 -14- (1523d) 1 1 8. The developer shall submit a lighting, public plaza, and street furniture plan which is in compliance with the Downtown Design Guidelines subject to review and approval of the Design Review Board. 9. A final detailed materials pallet shall be prepared depicting all proposed exterior materials and colors and submitted to the Design Review Board for recommendation and approval. 10. Any sign proposed must be compatible with the planned sign program for the entire Pierside Village project as approved by the Design Review Board. 11. Placement of utilities underground shall be pursued. 12. A detailed landscape and irrigation plan shall be submitted to the City and approved by the Department of Community Development and the Department of Public Works prior to the issuance of building permits. Such a plan shall include all the landscaped areas and lighting within the public parking lot, medians, and the walkway system around the project perimeter and connection to the pier. All existing palm trees onsite shall remain within the project, however, they may be relocated from their present location. Perimeter landscaping, with a minimum of ten feet in width, shall be provided along the parkway area, adjacent to Pacific Coast Highway. 13. A similar landscaping theme shall be continued throughout the unit. Emphasis should be placed on water conservation and appropriate plant material. 14. A detailed soils analysis shall be prepared by a registered soils engineer. This analysis shall include onsite sampling and laboratory testing of materials to provide detailed recommendations regarding grading, chemical and fuel properties, foundations, retaining walls, streets and utilities, etc. 15. Onsite vehicular and pedestrian circulation shall be subject to further review and recommendation by the Departments of Public Works and Community Development and Planning Commission. Specifically, the control system at the entrance to the parking garage needs to be analyzed to provide adequate stacking distance for vehicles from Pacific Coast Highway. No addition or deletion of vehicular access points shall be made without approval of the Public Works Department. In addition, pedestrian control mechanisms may be required at the Main Street entrance to the pier subject to further review by the Departments of Public Works and Community Development. The Redevelopment Agency will have final review and approval on the submittal. PC Minutes - 9/27/88 -15- (1523d) 16. A parking management and control plan shall be prepared for review by the Community Development Department and Public Works Department prior to the issuance of any building permits. This plan should address valet services, shuttle programs, safety and security and methods of controlling vehicular ingress and egress. The Redevelopment Agency will have final review and approval on the submittal. 17. Offsite improvements (e.g. streets, sidewalks, gutters, etc.) shall be constructed in accordance with Public Works Department standards and/or Caltrans standards. 18. No parking shall be allowed adjacent to the project on Pacific Coast Highway. The removal of these parking spaces shall be offset by an equal number of spaces in the project. During construction of the project, the developer, in conjunction with the City, shall provide a number of parking spaces within a reasonable distance to accommodate beach and pier access. Nine (9) handicap parking spaces shall be provided. 19. Sewer, water and fire flow, and drainage improvements shall be constructed in accordance with Public Works Department standards. The applicant shall submit to the Department of Public Works a water network and distribution analysis prior to issuance of grading permits. All necessary improvements as determined by the analysis shall be constructed. 20. The project shall be responsible for the construction of full median improvements on Pacific Coast Highway adjacent to the site in accordance with Public Works Department and Caltrans standards. 21. Energy efficient lighting, such as high pressure sodium vapor lamps, shall be used in parking lots to prevent spillage onto adjacent areas and for energy conservation. 22. All approved drives designated as fire lanes shall be signed as such to the approval of the Huntington Beach Fire Department. All fire apparatus access roadways shall be designated no parking. 23. A fire sprinkler system shall be designed and installed in those structures deemed necessary by the Huntington Beach Fire Department. An automatic system shall be requiredc on all parking levels and pedestrian ways. 24. Entry gates or other control devices for the parking structure proosed at the entrance shall be reviewed and approved by the Community Development Department, Public Works, Fire Department, Police Department, and all other appropriate departments. PC Minutes - 9/27/88 -16- (1523d) 1 25. All fire access roads are to be a minimum 24 feet. 26. All canopies or roof structures over roadways are to provide a minimum overhead clearance of 13 feet-6 inches in height from the road area to the lowest point of the canopy within the 24 foot road clearance. 27. All corner turns of fire lanes are to be a minimum of 17 feet inside and 45 feet outside radius. 28. The beach access roadway on the south must be a minimum 24 feet and must loop with the beach access road on the north side of the pier. This roadway must also be a minimum 24 feet. The overhead clearance under the pier must be a minimum 13 feet-6 inches in height. The roadway must be designed to facilitate beach service vehicles, bicycles, and pedestrian access, subject to City review and approval. 29. The roadway and accessways designated as fire lanes on the pier and over the subterranean parking areas are to be reinforced to sustain the weight of fire apparatus. 30. Fire hydrants shall be installed on fire access roadways and the pier to provide fire apparatus with an access travel distance of 150 feet or less from all structures. 31. An automatic supervised fire alarm system shall be installed to provide the following: (a) Audible alarm (b) Water flow signal (c) Valve tamper signal (d) Trouble signal (e) Manual pull station (f) Graphically displayed in strategic location(s) 32. An engineering geologist shall be engaged to submit a report indicating the ground surface acceleration from earth movement for the subject property. All structures within this development shall be constructed in compliance with the G-factors as indicated by the geologist's report. Calculations for fittings and structural members to withstand anticipated G-factors, shall be submitted to the City for review prior to the issuance of building permits. 33. A plan for silt control for all storm runoff from the property during construction and during initial operation of the facilities shall be submitted to the Department of Public Works for review. PC Minutes - 9/27/88 -17- (1523d) 34. A detailed description of the project's proposed security systems shall be prepared for review and approval by the Planning Commission and all affected departments. 35. All building spoils, such as unused lumber, wire, pipe, and other surplus or unusable materials, shall be disposed of at an offsite facility equipped to handle them. 36. During construction, the developer shall make adequate provisions for continued beach access. 37. A location for future Pacific Coast Highway pedestrian over -crossing shall be established. 38. Final location and design of the restrooms shall be reviewed and approved by the Community Services Department, Public Works Department and State Department of Parks and Recreation in order to assure maximum compatibility with the Huntington Pacific residential complex. The Huntington Pacific Homeowners Association shall be requested to participate in the final review to ensure that the restrooms are located a sufficient distance from the residential complex to retain existing beach and pier views from the complex, and to ensure maximum convenience for beach users. 39. Bus turnouts shall be reviewed and approved by Community Services Department and Public Works Department. 40. A design to effeciently pump water shall be submitted for review and approval by the Community Development Department and Public Works Department. C-3 CONDITIONAL USE PERMIT NO, 88-43/COASTAL DEVELOPMENT PERMIT NO 88-31 APPLICANT: CITY OF HUNTINGTON BEACH/PUBLIC WORKS DEPARTMENT Conditional Use Permit No. 88-43 and Coastal Development Permit No. 88-39 is a request for the construction of the second phase of Bluff Top Park. Approximately 250 spaces will be constructed in two on -site parking lots. In addition, the existing bike trail will be improved. Its proposed location is closer to the bluff, yielding a better view of the ocean from the trail itself. Bicycle safety should be improved with the trail's separation from the service road/pedestrian trail and parking lots. Seven (7) vista view points and three (3) beach accessways are to be constructed. Safety railing will be added along the bluff area. Landscaping improvements including trees and grass will be made, with special attention to native species at the northern end of the park. A pedestrian trail is to be constructed, a portion of which will serve as a service road to the existing oil wells (approximately 11); the pedestrian trail will join the bike trail for the northern third of this project. PC Minutes - 9/27/88 -18- (1523d) ENVIRONMENTAL STATUS: Pursuant to Section 15063 of Act, this project is covered the Bolsa Chica State Beach Clearinghouse No. 87070811. COASTAL STATUS: the California Environmental Quality by the Environmental Impact Element of General Plan Amendment, State The subject site is located in the appealable portion of the Coastal Zone. The request is consistent with the objectives and policies contained in the Coastal Element of the City's General Plan. STAFF RECOMMENDATION: Approve Conditional Use Permit No. 88-43 and Coastal Development Permit No. 88-39 with findings and conditions of approval. THE PUBLIC HEARING WAS OPENED Thomas Pratte, 16341 Gentry, said he was concerned with the removal of 60 parking spaces from the north of the project used by surfers. He showed slides of the Huntington Cliffs area used by surfers. He stated he would like to see a retaining wall built along the area. Mary Lou Rosczyk, 16172 Ballantine Lane, said the landscaping is her only concern to present any further erosion of the blufftop. She requested a list of the proposed plants to be used be submitted immediately to the Department of Fish and Game and the Regional Headquarters of the Department of Parks and Recreation for review and approval. She said she hopes that native shrubs will be used for blufftop landscaping and will attract some of the native wildlife which is dependent upon these plants. There were no other persons present to speak for or against the proposal and the public hearing was closed. The Commissioner's comments included: installation of benches along the trail for places to sit; instead of temporary toilets why not connect to the main sewer; concerned with loss of surfer parking; and would like the bike trail moved to the vehicle road and move the hikers to the edge of the cliff. A MOTION WAS MADE BY SLATES, SECOND BY LIVENGOOD, TO APPROVE CONDITIONAL USE PERMIT NO. 88-43 AND COASTAL DEVELOPMENT PERMIT NO. 88-31, WITH FINDINGS AND AMENDED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Slates, Livengood, Silva, Leipzig, Ortega, Higgins, Bourguignon NOES: None ABSENT: None ABSTAIN: None MOTION PASSED PC Minutes - 9/27/88 -19- (1523d) FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT N0, 88-39: 1. The proposed second phase of Bluff Top Park conforms with the plans, policies, requirements and standards of the Coastal Element of the General Plan. 2. The second phase of Bluff Top Park is consistent with the O-CZ-FP3 suffix zoning requirements, the Shoreline Zoning District, as well as other provisions of the Huntington Beach Ordinance Code applicable to the property. 3. At the time of occupancy, the proposed second phase of Bluff Top Park can be provided with infrastructure in a manner that is consistent with the Coastal Element of the General Plan. 4. The proposed second phase of Bluff Top Park conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT N0, 88-43: 1. The establishment, maintenance and operation of the use will not be detrimental to: a. The general welfare of persons residing or working in the vicinity; b. Property and improvements in the vicinity of such use or building. 2. The proposal is consistent with the goals and objectives of the City's General Plan and Land Use Map. 3. The access to and parking for the proposed use does not create an undue traffic problem. CONDITIONS OF APPROVAL: 1. The proposed parking areas will be designed in order to facilitate ingress and egress from and to Pacific Coast Highway. This will include deceleration lanes which will be subject to the approval of Caltrans. 2. The amount of vehicles will be closely monitored in order to designate "parking lot full" at the earliest possible time. 3. Vehicular and non -vehicular traffic will be separated. 4. There shall be strict enforcement of safe speed limits. PC Minutes - 9/27/88 -20- (1523d) 5. Any arterial street involving Pacific Coast Highway shall be designed to coincide with points of ingress/egress of the parking areas will be signalized pursuant to Caltrans and City of Huntington Beach specifications. 6. Increased runoff will be directed into existing storm drains. Where no storm drains are immediately adjacent to the site, parking areas will be graded to drain towards the street and subsequentially into the existing storm drain system. 7. Parking areas will have a landscape and/or fence buffer. Proposed lighting will be low intensity and have a limitation of hours of operation. 8. Drought -tolerant landscaping will be utilized. 9. Water -conservation facilities including, but not limited to, the following will be used: low flush toilets drinking fountains with self closing valves 10. Fugitive dust during construction shall be controlled by a water truck which is to remain on -site until the project is completed. 11. A landscaping/fence buffer shall be constructed between Pacific Coast Highway and the proposed parking areas. 12. The project shall, at a minimum, provide for a one -for -one parking space replacement within the project for the existing on -street parking. 13. Potential points of conflicts among bicycle, pedestrian and vehicular traffic should be designed with signs, speed bumps and other appropriate safety devices. 14. A monitoring program shall be established that will mark the progress of wave and tidal activity, beach and cliff erosion, and surface cracks along the top of bluff areas. This program should utilize field investigation, periodic reports and photographs. 15. The bluff edge should be posted and a protective element be constructed. Seacliff retreat is recognized as a natural process that cannot be permanently stopped. 16. Hazardous or potentially dangerous areas should be posted; and fencing and other protective structures should be provided to assure safety. PC Minutes - 9/27/88 -21- (1523d) 17. A monitoring program shall be established to document: 1) block walls on and adjacent to beach, 2) landslides, 3) gully development, 4) pavement cracks or building cracks from differential settlement or subsurface movements, and 5) beach elevation and width. The program should include the comparison of historical and recent aerial photos, ground photos with explanations (date, time, tide status), and installation of permanent monuments, if necessary. 18. New structures and facilities located in areas known to be subject to ocean wave erosion, seacliff retreat, or unstable bluffs shall be expendable or movable. Structural protection and reprotection of developments shall be allowed only when the cost of protection is commensurate with the value (physical and intrinsic) of the development to be protected, and when it can be shown that the protection will not negatively affect the beach or the near -shore environment. 19. Structural protection measures shall be undertaken only is non-structural measures (i.e., relocation of facility, setback, redesign, or beach replenishment) are not feasible. If protective structure is constructed (i.e., riprap at the base of the seawall or construction of a new seawall), the structure shall not: a. Significantly reduce or restrict beach access; b. Adversely affect shoreline processes and sand supply; c. Significantly increase erosion on adjacent properties; d. Be placed further than necessary from the development requiring protection; or e. Create a significant visual intrusion. 20. The Department of Public Works shall work with other agencies, including the County of Orange Environmental Management Agency, Southern California Association of Governments and the U.S. Army Corps of Engineers, to develop regional solutions to the sand loss problem. Any major program of sand replenishment or retention must consider the regional nature of the problem and the regional impact of actions taken along a segment of the shoreline. 21. Continue similar landscaping theme throughout unit. Emphasis should be placed on water conservation and appropriate plant material. PC Minutes - 9/27/88 -22- (1523d) 22. Introduction of non-native plants shall be limited to the greatest extent practicable. Non-native plants shall not be introduced whatsoever in the northern area of this phase. 23. A plant list shall be prepared and submitted to the Department of Fish and Game and State Department of Parks and Recreation for review. 24. Pursue a more detailed inventory of wildlife values during ideal conditions as governed by tides, time of year, weather conditions and human disturbance factors. The inventory should be conducted four times during the year (spring, summer, fall, winter) during early morning hours and during low tide. 25. Limit improvements which could encourage human activity in the sand dune area at the northern portion of the site and explore development of the area as a natural area for native migratory and resident water -associated birds. 26. Dogs not on a leash shall be prohibited in the sand dune area at the north of the phase. 27. Trash receptacles shall be prohibited in the sand dune area of the northwestern portion of the phase. 28. The scenic resources shall be protected from obstructive structures and other elements. All new developments shall be designed to enhance view opportunities and to the greatest extent practicable maintain existing scenic views of ocean and shoreline from the Pacific Coast Highway. An implementation program for the placement of utilities underground should be pursued. The bluff walls should maintain an attractive appearance. 29. Pedestrian paths should be separated from bicycle/vehicular roadways. Adequate and safe access points should be provided from the bluff top area to the beach area. Adequate restroom facilities should be located at strategic locations. 30. In the interest of pedestrian safety, the pedestrian portion of the pedestrian/service road shall be located adjacent to the bluff face with meandering walkways and separated through striping and "Pedestrian Only" shall be painted along the road to redirect bicyclists/vehicles. "Vehicles/Bicycles Only" shall be painted along the portion of the service road for vehicles to redirect pedestrians. 31. The Public Works Department will explore the possibilities of using nuisance water and reclaimed, treated wastewater as irrigation for the site. 32. Public access ramps shall be constructed to withstand high tides. PC Minutes - 9/27/88 -23- (1523d) 33. The vehicular service road shall maintain a minimum width of 12 feet to accommodate maintenance vehicles. 34. The feasibility of a median break (for emergency access purposes at minimum) shall be pursued with Caltrans. 35. The proposed project will be subject to the approval of the California Department of Parks and Recreation and Caltrans. These approvals shall be required prior to the initiation of any work on the project. C-4 GENERAL PLAN AMENDMENT NO, 87-4 APPLICANT: ASCON PROPERTIES, INC. General Plan Amendment No. 87-4 is a request to change the existing public, quasi -public, institutional land use designation for the subject property to a commercial and a residential designation. The proposal specifies approximately 6.4 acres of commercial land use at the corner of Hamilton Avenue and Magnolia Street surrounded on the west and south by about 33.6 acres of residentially designated land. The applicant is proposing about 83,000 square feet of commercial use and up to 900 dwelling units on the residentially designated land. STAFF RECOMMENDATION: Continue General Plan Amendment No. 87-4 to the October 4, 1988 Planning Commission meeting. A MOTION WAS MADE BY LIVENGOOD, SECOND BY LEIPZIG, TO CONTINUE GENERAL PLAN AMENDMENT NO. 87-4, TO THE OCTOBER 4, 1988 PLANNING COMMISSION MEETING, BY THE FOLLOWING VOTE: AYES: Slates, Livengood, Bourguignon NOES: None ABSENT: None ABSTAIN: None MOTION PASSED Silva, Leipzig, Ortega, Higgins, D. ITEMS NOT PUBLIC HEARING D-1 DISCUSSION OF RAILS TO TRAILS CONCEPT The proposed Rails to Trails concept has been discussed by the Planning Commission for the abandoned PERR and possible future reuse of the Southern Pacific Railroad right-of-way. PC Minutes - 9/27/88 -24- (1523d) STAFF RECOMMENDATION: Direct staff to take one of the three following options: A. Recommend to the City Council that a feasibility study be undertaken to determine if the Rails to Trails Concept is a viable one. B. Amend the Circulation Element to incorporate the Southern Pacific Railroad right-of-way as a possible transportation corridor in the future. C. Recommend to the City Council that development of the PERR be considered (i.e. residential). D. Discontinue to investigate the Rails to Trails Concept. Commission requested that the word "possible" be deleted from Option B and recommended Options A and B. A MOTION WAS MADE BY LEIPZIG, SECOND BY LIVENGOOD, TO RECOMMEND OPTION A AND B (AS AMENDED) TO THE CITY COUNCIL: AYES: Slates, Livengood, Leipzig, Ortega, Higgins, Bourguignon NOES: None ABSENT: Silva ABSTAIN: None MOTION PASSED D-2 DEVELOPMENT AGREEMENT NO. 88-1 (MEADOWLARK) NO ACTION TAKEN. RECOMMENDED EXPANSION OF NOTIFICATION AREA TO CITY COUNCIL. D-3 PLANNING COMMISSION BY-LAWS NO ACTION TAKEN. E. DISCUSSION ITEMS None F. PLANNING COMMISSION INQUIRIES None PC Minutes - 9/27/88 -25- (1523d) G. PLANNING COMMISSION ITEMS None H. COMMUNITY DEVELOPMENT ITEMS None I. ADJOURNMENT A MOTION WAS MADE AT 11:45 PM BY SLATES, SECOND BY LEIPZIG, TO ADJOURN TO A STUDY SESSION, TUESDAY, 5:30 PM (ASCON LAND USE AMENDMENT) AND 6:00 PM (ANGUS PROJECT), AND THEN TO A REGULAR MEETING AT 7:00 PM, BY THE FOLLOWING VOTE: AYES: Slates, Livengood, Bourguignon NOES: None ABSENT: None ABSTAIN: None MOTION PASSED MINUTES APPROVED: � I CQ l, XVW Mike A ams, ecretary Silva, Leipzig, Ortega, Higgins, l Victor Leipzig, C ai m" 1 PC Minutes - 9/27/88 -26- (1523d)